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Year 5 disposal
⊞ View all 12
32/ 100
Weak
7.22% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- 7.22% return before costs — above-market
Why to be cautious
- Monthly profit −£51/mo — mildly negative — equity build may cover
- -0.6% 5y IRR — capital outlay disproportionate to returns
- EPC band not stated — verify the certificate before offering (2030 MEES minimum is band C).
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£51/mo
You top up £51/mo
Price vs market
Above comparable sales
+56% vs 12 sold
Return · IRR
-0.6%/yr
Loses money over 5 years
Cash to get in
£110K
Deposit + fees + refurb
Price £290KReturn before costs on price 7.22%5-yr return on cash 4%Rent est. £1,746 (£1,477–£2,064)
How we define each return: On price — gross yield = annual rent ÷ purchase price. On cost — net yield ÷ total project cost (price + refurb + fees). On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
What-if calculator
Rates as of 20 May 2026Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer (£)
Monthly rent (£)
Local comp range: £1,477–£2,064/mo · n=93
Financing
DepositYour cash in — the rest is the mortgage25% · £72,500
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£7,868–£14,687 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £217,500 loan + £1,000 booking fee
Running costs
Management10%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£51
after mortgage, operating costs & tax
Rent in£1,746/mo gross
£1,679/mo collected · £67/mo lost to voids
Where it goes
£1,178Mortgage£552Costs
Outgoings exceed rent — you top up £51/mo
Mortgage£1,178
Costs£552
Management£175
Maintenance£67
Insurance£28
CapEx reserve£87
Voids + council tax£8
Service charge + ground rent£83
Ltd co. accounts£104
Tax—
Shortfall−£51
Returns
Return before costs on price7.22%
Cash return on cash-0.56%
Gross margin£1,127
Cash needed£109,866
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.43
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Year-by-year Monthly profit (5-yr horizon)
Net Monthly profit after tax. Rent + costs compound at their growth rates; mortgage principal amortises year-by-year for repayment loans.
Mortgage paydownRent profitbefore price growth
Full year-by-year breakdown
| Year | Gross Rent | Op Costs | Mortgage | Equity Built | Tax | Net | Cumulative |
|---|---|---|---|---|---|---|---|
| Year 1 | £20,952 | £6,622 | £14,138 | £0 | £37 | £155 | £155 |
| Year 2 | £21,581 | £6,821 | £14,138 | £0 | £118 | £504 | £659 |
| Year 3 | £22,228 | £7,026 | £14,138 | £0 | £202 | £863 | £1,522 |
| Year 4 | £22,895 | £7,236 | £14,138 | £0 | £289 | £1,232 | £2,754 |
| Year 5 | £23,582 | £7,453 | £14,138 | £0 | £378 | £1,613 | £4,367 |
Disposal gain (gross)-£9,837
CGT£0
Net Disposal proceeds£312,179
What we verified
What we verified
23062 ok · 3 caution · 0 fail · 6 unknown
Legal & planning
LeaseholdLeasehold
Tenure & planningLeasehold
Legal & planning
2 checks- TenureUnknown
- Lease lengthUnknown
Building condition
Energy ratingUnknown
EPC& 2030 deadlineEPC register
EPC band not available in the listing. The 2030 MEES minimum is band C — verify the certificate before offering.
EPC band from listing · verify certificate before exchanging
Find EPC certificate →Cladding safety certificateNot stated on the listing
EWS1& cladding statusListing signal
OKInfoVerifyCritical
Severity
Inferred from listing text
Critical
Lender impact
Top-floor / penthouse listing — building almost certainly > 11 m. Must have EWS1 or PAS 9980 to be mortgageable; verify with vendor.
Most lenders refuse
A1/A2 = mortgageable · B1 = mortgageable with plan · B2 = remediation required
RICS EWS1 guidance →HeritageNot stated on the listing
Heritage& planning constraintsNHLE register
We don't ingest the NHLE bulk register, so we can't flag listed-building or conservation-area status for this address from our data alone. Use the official registry to verify before exchanging.
Area
Flood riskChecking…
FloodriskEA
Crime riskChecking…
Crimeriskpolice.uk
SchoolsChecking…
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileMixed demand
Tenant profilelikely cohortHP11 2FZ · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Reading · 24.8 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
Heuristic from postcode + bedrooms + nearest-university distance · verify locally
Refurb costEstimate ready
Refurb cost& works budgetQ1 2026 rates
New kitchen + bathroom + light replumb + decor.
Total estimate
2-bed · 2-bath · 678 sqft
£23k–£45k
£ per sqft
building cost only
£33–£66
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 2 × bathroom · Full strip + retile£6,650–£13,300
- Paint + decor£4,746–£8,814
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£7,458–£14,238
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history47d on marketno cuts yet
Sale price historythis address, HM Land RegistryPrice-Paid Data
Asking vs last sale
£310,000 in 2021 → £290,000 asking
-6.5%in 5y
- 2021£310,000—
HM Land Registry · Price-Paid Data (Open Government Licence). Growth percentages are nominal — not adjusted for inflation or local market movement.
Strategy matrix
Rent it out wins — -£51/mo · level with Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| ⭐ Rent it out | 7.22% | -£51 | £109,866 | 4.0% | Low | Feasible |
| Housing-benefit rent | 4.54% | -£650 | £109,866 | -28.8% | Med | Feasible |
| Council lease | 0.00% | -£1,460 | £109,866 | -80.7% | Low | Feasible |
| Refurb & refinance | 7.22% | -£51 | £128,562 | 3.4% | Med | Feasible |
| Short-stay let / Airbnb | 9.76% | -£134 | £109,866 | -3.5% | High | Feasible |
| Buy, improve & sell | 0.00% | -£282 | £326,212 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Short-let (SA) context487 active short-lets nearby
Short-let market context
- 487 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Chilterns · cap £1,097/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Chilterns
- LHA monthly cap:
- £1,097
Ready to move on this deal?
Generates an offer pack with your numbers & sources — take it to the agent.
Pro analysis — outcome range, stress tests & portfolio impact
Local lettings demanddays-to-let · supply now · trend
Local lettings demandby strategyLive area data
Short-stay let68% occupancy
£114/night ADR
Based on 18 short-let comps nearby
Rent by the room conversion upside
-£186/mo cash flow vs Rent it out if converted to Rent by the room
9.93% Return before costs on price converted vs 7.22% as-is
As-is Rent it out
Monthly profit+£66
Return before costs on price7.22%
Cash needed£84,398
If converted to Rent by the room
Monthly profit-£120
Return before costs on price9.93%
Cash needed£100,398
Δ vs Rent it out Monthly profit-£186
Show conversion detail
Cannot Rent by the room:Only 2 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Conversion cost estimate
£50,000
Range: £42,500 – £60,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£53,232–£96,078full refurb + room split
What's in this cost
- Kitchen£9,900–£19,800
- 2 × bathroom£13,500–£24,750
- Rewire£3,390–£5,424
- Replumb£2,712–£4,746
- Windows£7,458–£12,882
- Paint + decor£6,780–£11,526
- Flooring£9,492–£16,950
Comparables
sold within 0.5 miWide · CV 24.6%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment3 schools nearby
Nearby schoolsOfsted-rated, nearest first3 of 5
- GoodOakridge SchoolPrimary · Community school · HP11 2PN
- Not ratedBuckinghamshire New UniversityNot applicable · Higher education institutions · HP11 2JZ
- Not ratedHigh Wycombe Church of England Combined SchoolPrimary · Voluntary aided school · HP11 2JU
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
Annual gross rent£20,952
Section 24 credit£0
Annual tax due£37
Post-tax Monthly profit annual-£651
Exit costs
Projected sale price (5y · 2%/yr growth)£320,183
Capital gain (pre-CGT)£30,183
Sale costs (~2.5%)£8,005
CGT due (Ltd Co 25%)£0
No personal CGT — the gain is taxed at the company level (corporation tax) when the SPV disposes of the property.
Net 5y Monthly profit after CGT£4,367
Rates as of Oct 2024
Acquisition costs
£109,866cash neededPurchase price£290,000
Deposit (25%)£72,500
Stamp duty+5% additional-property surcharge£19,000
Refurb£10,491
Legal + survey£2,525
Mortgage fees£5,350
Total cash neededdeposit + costs (loan covers the rest)£109,866
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · rightmove
Description& agent copyRightmove
Situated in the heart of High Wycombe town centre is this modern, well presented penthouse apartment. The property offers allocated parking (secure), remainder of LABC warranty, plenty of storage space, two double bedroom, modern fitted bathroom & en-suite to main bedroom.
Positioned with access to a number of local shops & amenities - This property also offers ideal access to High Wycombe train station.
Floor plans
Nearby active comparables11 rentals
Comparable rentals
HP11 · same beds + typeMedian nearby: £1,400/mo · 11 of 11 already let-£346 vs our est
- Kingsmead Road, High Wycombe, HP11Let2b£1,595/moMay 2026
- Peddle Court, West End Road, High Wyc…Let2b£1,400/moMay 2026
- Leigh Street, High Wycombe HP11Let2b£1,400/moMay 2026
- Victoria House, High Wycombe, High Wy…Let2b£1,450/moMay 2026
- 33 Marlow Road, High Wycombe HP11Let2b£1,600/moMay 2026
- College Court, High Wycombe HP11Let2b£1,600/moMay 2026
- Victoria House, High Wycombe HP11Let2b£1,400/moApr 2026
- Willow Court, Bassetsbury Lane HP11Let2b£1,300/moApr 2026
- Bramblesidee, High Wycombe HP11Let2b£1,400/moApr 2026
- Green Street, High Wycombe HP11Let2b£1,250/moNov 2025
- Easton Street, High Wycombe HP11Let2b£1,800/moJun 2025
Other deals nearby
HP11 · ±25% priceNo other nearby investment deals matched on postcode prefix + bedrooms.
Listing metarightmove · Chancellors
About this listing
47 days · RightmovePrice history
5-year price trend
Monthly profit
−£51
Cash needed
£110K
Return after costs
-0.56%
IRR
-0.58%
Listed 47d ago
Lilys Walk, High Wycombe, Buckinghamshire
flat · 2 bed · 2 bath · 678 sqft
£290,000
est £1,746 · 7.22% gross
1 / 12
32/100
Marginal
7.22% — verify the rent + comps locally.
7.22% Return before costs — above-market
Price
£290K
56% above sold comps
Return before costs
7.22%
est rent £1,746/mo93 comps within 1 kmRange £1,477–£2,064/mo (Q1–Q3)
Bedrooms
2
2 bath
Energy rating
—
Energy rating
Run the numbers
What-if calculator
Rates as of 20 May 2026Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer (£)
Monthly rent (£)
Local comp range: £1,477–£2,064/mo · n=93
Financing
DepositYour cash in — the rest is the mortgage25% · £72,500
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£7,868–£14,687 range), VAT-inclusive
Legal + survey (£)
Leasehold flat — £1,875 legal + £650 survey
Mortgage fees (£)
2% product fee on £217,500 loan + £1,000 booking fee
Running costs
Management10%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
Maintenance (£/mo)
Semi/flat: £67/mo proxy
Leasehold costs
Result · Rent it out
Monthly profit
-£51
after mortgage, operating costs & tax
Rent in£1,746/mo gross
£1,679/mo collected · £67/mo lost to voids
Where it goes
£1,178Mortgage£552Costs
Outgoings exceed rent — you top up £51/mo
Mortgage£1,178
Costs£552
Management£175
Maintenance£67
Insurance£28
CapEx reserve£87
Voids + council tax£8
Service charge + ground rent£83
Ltd co. accounts£104
Tax—
Shortfall−£51
Returns
Return before costs on price7.22%
Cash return on cash-0.56%
Gross margin£1,127
Cash needed£109,866
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.43
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Short-let (SA) context487 active short-lets nearby
Short-let market context
- 487 active short-let listings in this postcode
Housing-benefit (LHA) scheme detailBRMA Chilterns · cap £1,097/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Chilterns
- LHA monthly cap:
- £1,097
Year-by-year Monthly profit (5-yr horizon)
Net Monthly profit after tax. Rent + costs compound at their growth rates; mortgage principal amortises year-by-year for repayment loans.
Mortgage paydownRent profitbefore price growth
Full year-by-year breakdown
| Year | Gross Rent | Op Costs | Mortgage | Equity Built | Tax | Net | Cumulative |
|---|---|---|---|---|---|---|---|
| Year 1 | £20,952 | £6,622 | £14,138 | £0 | £37 | £155 | £155 |
| Year 2 | £21,581 | £6,821 | £14,138 | £0 | £118 | £504 | £659 |
| Year 3 | £22,228 | £7,026 | £14,138 | £0 | £202 | £863 | £1,522 |
| Year 4 | £22,895 | £7,236 | £14,138 | £0 | £289 | £1,232 | £2,754 |
| Year 5 | £23,582 | £7,453 | £14,138 | £0 | £378 | £1,613 | £4,367 |
Rent by the room upside
What we verified
4307
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeLeasehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCPostcode estimate — check the registerNot stated on the listing
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Service chargeReduces net yield£980/yr
Ground rentDoubling clauses kill mortgageability£10/yr
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miWide · CV 24.6%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,828
Annual rental tax£0
CGT yr 5£0 · company level
5y net total£4,367
Acquisition costs
25% deposit£72,500
Stamp duty£19,000
Refurb£10,491
Legal + survey£2,525
Mortgage + broker£5,350
Cash needed£109,866
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
Make an offer
Pro analysis — outcome range, stress tests & portfolio impact
Your notes
Description& agent copyRightmove
Situated in the heart of High Wycombe town centre is this modern, well presented penthouse apartment. The property offers allocated parking (secure), remainder of LABC warranty, plenty of storage space, two double bedroom, modern fitted bathroom & en-suite to main bedroom.
Positioned with access to a number of local shops & amenities - This property also offers ideal access to High Wycombe train station.
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice